11122025 PB 25 10 457 Mount Pleasent Ave Planning Review 1

Memorandum 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com TO: Township of West Orange Planning Board FROM: Malvika Apte, PP, AICP, Planning Board Planner Megan Adam, AICP Candidate, Associate Planner RE: PB Application 25-10 Planning Review # 1 457 Mount Pleasant Avenue (Trader Joe’s) Block 157, Lot 5 Preliminary & Final Major Site Plan Approval and “C” Variances Approval DATE: November 12, 2025 _____________________________________________________________________________________________ As requested, we have reviewed the following materials: • Township of West Orange Planning Board Application, dated July 31, 2025; • Transmittal Letter Prepared by applicant’s attorney, Howard D. Geneslaw, Esq., dated October 7, 2025; • Fees & Escrow Computation, dated September 17, 2025; • Corporate Disclosure Statement, dated July 31, 2025; • Owner's Consent Affidavit, dated July 31, 2025; • Attachment of all previous Planning Board and Zoning Board of Adjustment Decisions for Block 157, Lot 5 in the Township of West Orange, dated August 14, 2025; • 4-sheet Description of Current Proposal, dated September 17, 2025; • 3-sheet Lists of Variances, Design Exceptions, and Submission Waivers for the Current Proposal, dated September 17, 2025; • 4-sheet Description of “Reasons for Relief,” dated September 17, 2025; • List of Plans & Exhibits, dated September 17, 2025; • Township of West Orange Sustainability Checklist for PB-25-10, undated; • Township of West Orange Site Plan / Subdivision Checklist for PB-25-10, undated; • Verification of Taxes and Sewer Charges Paid, dated August 8, 2025; • List of Required Regulatory Approvals, dated September 17, 2025; • 200-Foot Buffer Report for Block 157, Lot 5, prepared by the Township of West Orange Tax Accessor, dated July 7, 2025; • Package of Existing & Proposed Deed Restrictions and Covenants; • Package of Existing & Proposed Easements or Dedications;

Memorandum Page 2 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com • Soil Removal Permit Application, dated September 17, 2025; • Application for a Tree Removal and Replacement Permit, DATED August 26, 2025; • 26-sheet Traffic Statement prepared by TPD Inc., dated September 19, 2025; • Stormwater Management Report prepared by Bohler Engineering NJ LLC., dated August 2025; • Stormwater Management Facilities Operations and Maintenance Manual, prepared by Bohler Engineering NJ LLC., dated August 2025; • 19-sheet Preliminary and Final Major Site Plan set prepared by Bohler Engineering NJ LLC., dated July 25, 2025, and revised through September 17, 2015; • Property Survey of Block 157, Lot 5 within the Township of West Orange, prepared by Control Point Associates, Inc., dated November 20, 2023, and revised through August 5, 2025; and • 5-sheet Architectural Plan set prepared by Jeffrey Taylor Architects, dated September 9, 2025. 1. Site Description The subject property identified as Lot 5 of Block 157 in the Township and is located at 457 Mount Pleasant Avenue. The irregularly-shaped lot includes approximately 524.6’ of frontage along Mount Pleasant Avenue, 50.2’ of frontage along Pleasant Valley Way, and 101.6’ of frontage along Mount Pleasant Place. The property measures approximately 3.7 acres in area, and a section of the South Branch of the Rahway River runs along the eastern side of the property. The subject property is currently developed with a 29,000-square-foot one-story masonry strip mall (the “Main Retail Building”) with a pitched roof. It appears there was a one story attached greenhouse to the structure that appears to no longer exist, applicant should confirm. A 3,200-square-foot one-story brick retail building (the “Smaller Retail Building”) detached from the main building is located southeast of the property. The entire lot is developed with a surface parking lot comprising of approximately 165 spaces. The Main Retail Building is partially occupied and includes vacant tenant spaces. Active tenants include Martial Arts, Julio’s Restaurant, Party Wines liquor store, Crystal Cleaners, Coco Nails, and Quick Shop Food and News. The smaller retail building contains two personal service establishments, bagels and pizza fast food stores. Three (3) driveways, located along all three street

co Nails, and Quick Shop Food and News. The smaller retail building contains two personal service establishments, bagels and pizza fast food stores. Three (3) driveways, located along all three street frontages, provide access into the existing shopping complex. There are two driveways along Mount Pleasant Avenue that appears to be the main entrance to the site, one (1) driveway is located along Pleasant Valley Way and the third driveway is located along Mount Pleasant Place. Ponding was noted along the Mount Pleasant Place driveway. Applicant should consider updating the driveway to reduce the ponding issue.

Memorandum Page 3 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com A combination of trees and 8-foot-tall wood fencing separate the subject property from the neighboring lots. Directly west of the subject property, Lot 2 of Block 157 is developed with a gas station, and Lots 1 and 11 include the building and surface parking lot for a home care healthcare business. Two billboards have been constructed on these lots. The subject property is located within the B-2 General Business District of the Township. Surrounding the site are additional commercial establishments near the intersection of Mount Pleasant Avenue and Pleasant Valley Way. Single-family residential neighborhoods are located north, east, and south of the commercial complex. Directly south of the subject property is the Francis A. Bryne Golf Course. 2. Proposed Project: The applicant, Trader Joe’s East, Inc., is seeking a preliminary and final major site plan approval, tree removal and replacement approval, soil removal approval and “c” variances approval, to retrofit approximately 18,800 square feet of existing tenant space within the Main Retail Building (and use its approximately 1,522 square foot mezzanine for mechanical equipment) into a Trader Joe’s retail grocery store. Further, the applicant proposes to add additional parking spaces, increasing the total number of surface parking spaces on the property from 165 spaces to 187 spaces. Additional site improvements including restriping these new spaces, adding new sidewalks and curbs, and introducing new landscaped islands. According to the floor plans provided, the Trader Joe’s store will encompass the entirety of the vacant tenant space, along the western portion of the Main Retail Building. Applicant should confirm that all the existing active tenant spaces within the eastern sections of the building are to remain. Most of the floor area within the new Trader Joe’s will include the sales area and shopping aisles, amounting to approximately 8,900 square feet. Storage and receiving will encompass approximately 5,500 square feet of the new store. Along the northern façade of the building will be a loading/unloading dock for delivery trucks, which provides direct access to the storage and receiving area, as well as beverage and produce coolers. Customers will have access to public

ding will be a loading/unloading dock for delivery trucks, which provides direct access to the storage and receiving area, as well as beverage and produce coolers. Customers will have access to public men’s and women’s restrooms within the store. Further, crew-only restrooms and a break room will be accessed through the stock/receiving area. Additional spaces within the retrofitted space include electrical and mechanical rooms, and the mezzanine of the Main Retail Building will house new HVAC air handling units for Trader Joe’s. Alterations to the building’s existing façades will be limited to the Trader Joe’s lease area, and include patching and repairing sections of the existing CMU and brick walls, and adding new dark bronze aluminum and glass storefront windows along the Mount Pleasant Avenue frontage. Further, the existing standing seam aluminum canopy and false columns will be refinished. Sections of new asphalt shingle roof will be

Memorandum Page 4 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com installed to fully enclose the former greenhouse area, and new safety bollards will be installed adjacent to the parking areas and loading dock. Illuminated channel-letter signage for Trader Joe’s is proposed along both the Mount Pleasant Avenue and Pleasant Valley Way street frontages. New doors to the Trader Joe’s tenant space will be created along the northern and western façades of the Main Retail Building, to accommodate deliveries and provide access to new mechanical spaces. A new trash enclosure, screened by chain link fencing, will be accessed along the eastern façade. Subject Site Aerial Source: NJ Geo Web

Memorandum Page 5 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 3. Previous Site Approvals By way of background, since 1994, the subject site has been part of five (5) hearings before the Township’s Planning Board, and three (3) hearings before the Zoning Board. The applicant notes that additional approvals were received prior to 1994. These applications span throughout the existing Main Retail Building, and are outlined below: Planning Board Approvals Date Application Number Description of Application Result March 23, 1994 PB-93-19 Parking variance and amended site plan approval to revise parking layout. Approved September 3, 1997 PB-97-19T Approval of site plan application for 48 seat sit- down Bagel eatery. Approved July 6, 2006 PB-05-57 Amended preliminary and final site plan approval for the addition to the Metropolitan Plant Exchange of an overhead canopy. Approved July 6, 2006 PB-06-11 Amended preliminary and final site plan approval with parking variance (239 parking spaces required and 168 provided) to renovate the existing bagel shop with no more than 36 seats. Approved February 3, 2010 PB-10-01T Technical site plan approval, without variance, to operate a restaurant (“Julio’s”) with no more than 48 seats Approved Zoning Board Approvals Date Application Description of Application Result July 15, 1999 ZB-99-01 Denial of application for a “d” variance to allow two principal uses on the same lot, for the purpose of demolishing the existing dwelling type structure and garage in the rear, and merging of lots to erect a 1 story 3,600 square feet retail building, additional “c” variances, including insufficient parking (196 where 217 spaces required), insufficient buffer setback, excessive lot coverage, and signage. Denied

Memorandum Page 6 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Zoning Board Approvals Date Application Description of Application Result August 17, 2000 ZB-00-12 Same scope as Application ZB-99-01, with a reduction in the size of the retail building to 3,240 square feet, reduction in number of proposed parking spaces to 182 spaces. Approved October 19, 2000 Aerial of Subject Property 4. Existing Deeds and Easements We note that deed restrictions and covenants, as well as easements or land reserved for public use exist for the subject property. Existing deed restrictions and covenants include: • Slope Rights to the County of Essex (Deed Book 3491, page 1) • New Jersey Department of Environment Protection Deed Notice (Deed Book 12496, page 223) Existing easements or land reserved for or dedicated to public use include: • Easement to The New York and New Jersey Telephone Company (Deed Book P-40, page 524) • Easements and Rights-of Ways to the Town of West Orange (Deed Book A80 page 252, LP Book 4 page 547, Deed Book 3526 page 284, and Deed Book 3632 page 489) • Right of Way Grant to New Jersey Bell Telephone Company (Deed Book 5120, page 286) • Deed of Easement to the State of New Jersey, Department of Transportation (Deed Book 5572, page 445) The applicant indicates that no new deed restrictions or easements are proposed with the current application; all of the existing easements and restrictions are to remain in effect. 5. Zoning Review: The subject site is located in the B-2 General Business District. The applicant is proposing to retrofit vacant tenant spaces within the existing one-story commercial shopping mall (Main Retail Building) into a Trader Joe’s retail store. The proposed use, a “retail store,” is a principal permitted use in the B-2 district.

Memorandum Page 7 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 6. Site Plan Review: The following table notes the bulk regulations that are permitted in the zone and the proposed site plans compliance/non-compliance with the same. B-2 General Business Zone Ordinance Requirements Existing Proposed Min. Lot Area (Chapter 25 Attachment 3) 10,000 SF ~ 161,600 SF No change Min Lot Frontage/Width (Chapter 25 Attachment 3) No minimum 50.2 feet No change Min. Front Setback (Chapter 25 Attachment 3) 30 feet Mount Pleasant Avenue: 30.2 feet Pleasant Valley Way: > 30 feet Mount Pleasant Place: > 30 feet No change Min. Side Setback (Chapter 25 Attachment 3) 10 feet (one) 20 feet (both) One: 16.2 feet (respect to Mt. Pleasant Ave.) Both: > 20 feet No change Min. Rear Setback (Chapter 25 Attachment 3) 30 feet To be confirmed Max. Building Height (Chapter 25 Attachment 3) 2 ½ stories and not exceeding 35 feet 1 story, peak at 32’-9” No change Max. Building Cover (Chapter 25 Attachment 3) 40% 24.7% 19.1% Max. Impervious Cover (Chapter 25 Attachment 3) 60% 83.8% (ENC) 82.1% (V) Min. Lot Frontage (§25-4) 40 feet or 75% of the required lot width, whichever is greater. 50.2 feet No change

Memorandum Page 8 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Min. Side Yard Setback (Contiguous to Residential Lots) (§25-11.2) 75 feet 40.3 feet (ENC) No change ENC = Existing non-conforming condition V = Bulk variance required a. A statement of operations including # of employees, hours of operations, shift timings, number of deliveries and other such operational details should be provided. 7. Landscaping and Fencing We note that the applicant submitted an application for a tree removal and replacement permit on August 14, 2025. The application notes that of the five (5) total trees to be removed, three (3) are non-viable, and two (2) are viable. To account for the five (5) total trees to be removed, 10 new replacement trees are proposed, in compliance with §28-8 “Tree Replacement” of the Township’s Ordinance. Further, all other existing trees are to remain, and new landscaped islands are proposed throughout the surface parking lot of the subject property. These islands will contain a collection of trees, shrubs, grasses, and perennials. The existing wooded areas of the site will remain unaffected as a result of the current application. Additional improvements include curbing, paving, landscaping, lighting, and the construction of an 8-foot concrete masonry unit screen wall behind the Main Retail Building. A screened 10’ x 10’ trash enclosure is also proposed. Landscaping and Screening Ordinance Requirements Existing Proposed Utility Screening (§25- 8.15) Utility boxes and other ground level utility structures shall be screened on at least three sides by landscaping that will conceal the box throughout all seasons of the year, while permitting access by the utility company. N/A No above-ground utility boxes are proposed. Parking Area Screening (§25-12.1) Any parking area shall be screened on any side which adjoins or faces premises situated in any residence district by a fence, wall, berm, evergreen or hedge maintained in good condition as required. Eastern section of the property does not include landscaping (ENC) No change (V) In parking areas with 30 or more parking spaces, there shall be a N/A 187 parking spaces / 10 = 19 trees